Whether you are acquiring a commercial parcel, developing land, or resolving a residential boundary disagreement, securing an accurate survey is essential before closing the deal. However, ordering the wrong type of survey can lead to closing delays, unbudgeted expenses, or unexpected title liabilities.
Two of the most common surveying services ordered in real estate transactions are standard boundary surveys and ALTA/NSPS land title surveys. Understanding how these two surveys differ in scope, detail, and legal standards will help you choose the right option for your project.
What Is the Difference Between an ALTA Survey and a Boundary Survey?
ALTA Survey vs. Boundary Survey
A boundary survey establishes the physical property lines and corners of a parcel. An ALTA/NSPS survey is a comprehensive commercial survey adhering to strict national standards that combines boundary locations with title search disclosures, easements, rights-of-way, structural improvements, and utility access.
What Is a Standard Boundary Survey?
A boundary survey determines the exact legal boundaries of a property. A licensed professional land surveyor reviews deed records, locates physical corner markers (monuments), and measures the property perimeter to map out official boundaries.
Key Features of a Boundary Survey:
Locates property corners and physical boundaries.
Identifies boundary encroachments (e.g., fences, driveways, or sheds crossing lines).
Provides a formal survey map or plat for residential or commercial records.
Used primarily for residential home purchases, fence installations, building additions, or neighbor boundary disputes.
What Is an ALTA/NSPS Land Title Survey?
An ALTA/NSPS survey is a highly detailed land survey governed jointly by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS).
Because standard boundary surveys do not show unrecorded easements, utility encumbrances, or title exceptions listed in a title commitment, title insurance companies and commercial lenders require ALTA surveys before underwriting multi-million dollar real estate transactions.
Key Features of an ALTA/NSPS Survey:
Maps all title commitment exceptions (easements, rights-of-way, setback requirements).
Identifies physical improvements, buildings, parking lots, and square footage.
Details utility connections, vehicular access points, and water features.
Optional Table A items allow customization (e.g., flood zone mapping, zoning classification, topographic contours, exterior footprint height).
Side-by-Side Comparison: ALTA vs. Boundary Survey
Feature / ScopeStandard Boundary SurveyALTA/NSPS Land Title SurveyPrimary PurposeDefine legal property boundary linesComprehensive risk assessment for title & lenderGoverning StandardState Board / Local Surveying StandardsNational ALTA/NSPS StandardsTitle Search IntegrationOptional / MinimalMandatory (requires title commitment review)Easements & EncumbrancesBasic recorded easementsAll recorded title exceptions mappedCustomizable OptionsLimitedExtensive (Table A optional items)Typical Use CaseResidential buying, fencing, local zoningCommercial acquisitions, development, refinancing
When Do You Need an ALTA Survey vs. a Boundary Survey?
Choose a Boundary Survey If:
You are buying or selling a residential home or vacant lot.
You are building a fence, retaining wall, detached garage, or home addition.
You need to resolve a property line dispute with an adjacent landowner.
Choose an ALTA/NSPS Survey If:
You are buying, selling, or refinancing commercial real estate.
A commercial lender, title insurer, or institutional investor requires it.
You are developing raw land and need precise easement, setback, and utility data.
Partner with McCann Land Surveyors for Precise Land Mapping
Accuracy is the foundation of every successful real estate transaction and development project. At McCann Land Surveyors, our licensed surveying professionals deliver precise boundary, topographic, and ALTA/NSPS surveys tailored to your project deadlines and lender specifications.
Protect your real estate investment from hidden liabilities.
Contact McCann Land Surveyors today to request a quote or discuss the survey requirements for your upcoming property transaction.